How do I gain traction?

[Luke Jackson]

So for the last three years I have studied real estate and business via podcasts and audiobooks for roughly four hours daily. So far I currently have one small commercial rental that I have owned for a year. It was owner financed and breaks even at the end of the month. When I purchased it just over a year ago I set the loan for 8 years do to the fact that I didn't know enough about the cash flow side.

I'm trying to get a second deal now but unsure how to start. I'm semi self employed and some years I pull a NOL and the next I show $50k on my taxes. My credit score is around 720 with zero missed payments and I have zero debt except for my current rental. The banks don't like how my income varies but my banker will do one for 20% down, which I do not have. How do I go about acquiring financing since I can't find a contract for deed deal? I only have about $8k in cash, looking at duplexes in the $140k range. I'm 23 years old.

Thank you for your wisdom.